A STUDY OF THE PLANNING AND REAL ESTATE IMPLICATIONS OF BROWNFIELD REDEVELOPMENTS IN SINGAPORE

Abstract

The period of early industrialization has resulted in the presence of old industrial estates lying around Singapore. These are “brownfields” that are vacant or underutilized lots which have been subjected to previous industrial uses but are not at its optimal usage and not necessarily available for immediate use due to redevelopment issues but have an active potential for redevelopment. This paper examines the planning of potential brownfield redevelopments in Singapore that could alleviate the land scarcity situation in view of a rising population, through contributing to the future land supply. Various examples of successful brownfield redevelopments in Singapore and overseas are discussed and they show that some level of inter-agency coordination are required to facilitate the viability of brownfield redevelopments. Specialist interviews were conducted and a case study with a hypothetical residual valuation scenario analysis was conducted. They concluded that brownfield redevelopments entail significant redevelopment opportunities although legal liability for contamination and uncertain clean-up standards of contaminated brownfield sites are risk cost-factors that may hinder redevelopment. To promote and encourage brownfield redevelopments, government efforts through public policy initiatives such as waiver of development charges, redevelopment grants and rezoning are necessary to attract private capital. Furthermore, a causal map dynamic hypothesis framework demonstrated that brownfield redevelopments could bring in positive economic impacts through increased government tax base, employment creation and also attract private investments. Overall, the study of brownfield redevelopments amplified the various aspects of legal issues, economic benefits and also environmental benefits, which are important in addressing strategic urban planning issues for Singapore.